Lake Elsinore City Council
December 9, 2025

JN 996-007

July 21, 2025

City of Lake Elsinore Planning Division
Attn: Nancy Huynh, Principal Planner
130 S. Main Street
Lake Elsinore, CA 92530
[email protected]

RE: PROPOSAL TO PROVIDE CEQA CONSULTING SERVICES FOR THE WEST NICHOLS LOGISTICS CENTER PROJECT,

LOCATED IN THE CITY OF LAKE ELSINORE, CALIFORNIA

Ms. Huynh:

T&B Planning, Inc. is pleased to present this proposal to provide CEQA Consulting services for the West Nichols Logistics Center Project, located in City of Lake Elsinore, California.

Based on the materials provided to us, it is our understanding that the City of Lake Elsinore has received discretionary land use applications for a General Plan Amendment, the Third Amendment to the Murdock Alberhill Ranch Specific Plan (MARSP), Zone Change, Industrial Design Review, and Tentative Tract Map primarily affecting an approximately 60.6 -acre property located southeast of the intersection of Nichols Road at Terra Cotta Road. Collectively, approval of these applications would allow for developme nt of the site with a 1,054,794 square -foot (s.f.) logistics center and associated site improvements. In addition, previously planned residential units are proposed to be transferred to other planning areas in conformance with the Housing Crisis Act of 2019 (SB 330). This proposal contains a scope of work and budget for our firm to prepare and process an Environmental Impact Report (EIR) as the California Environmental Quality Act (CEQA) compliance document, along with all CEQA-required notices and findings.

T&B Planning has been in business since 1974 and has proudly served many public and private sector clients over our 51-year history. We have extensive experience preparing CEQA documents that are comprehensive and legally defensible , including for projects in the City of Lake Elsinore and for warehouse projects in Riverside County and across t he Inland Empire . The enclosed proposal consists of the following exhibits, which concisely set forth our qualifications and professional methodology for completing services in a timely and efficient manner.

• QUALIFICATIONS - EXHIBIT A • PROJECT BUDGET – EXHIBIT D • SCOPE OF WORK - EXHIBIT B • HOURLY RATES AND BILLING POLICY - EXHIBIT E • ESTIMATED PROJECT SCHEDULE - EXHIBIT C

West Nichols Logistics Center CEQA Consulting Proposal
July 21, 2025

At T&B Planning, our Principals and Senior Associates are directly involved in project management. For this Project, Jerrica Harding will serve as Senior Associate and Tracy Zinn will be Principal-in-Charge. We will be supported by our project managers, environmental analysts, planners, project coordinators, technical writers, GIS/graphics specialists, and administrative staff.

Thank you for the opportunity to serve the City of Lake Elsinore as the CEQA Compliance Consultant for this project. If you have any questions or require any clarification pertaining to this proposal, please contact either Jerrica Harding at (760) 484-6784 or by e-mail at [email protected], or Tracy Zinn at (714) 505- 6360 Ext. 350 or by e-mail at [email protected].

Sincerely,

T&B Planning, Inc.

Tracy Zinn, AICP
President

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

EXHIBIT A: QUALIFICATIONS

FIRM PROFILE
Background and Capabilities
T&B Planning, Inc. is a privately held consulting firm that was founded in 1974 as “Turrini and Brink.” We began providing CEQA consulting services in 1991 and have since built 34 years of specialized experience in environmental compliance. T&B Planning, Inc. reorganized in 2009 and is a California “S” Corporation and is a nationally certified Women’s Business Enterprise (WBE). In-house services provided by T&B Planning include all aspects of CEQA compliance and CEQA document preparation.

Backed by over five decades of land use planning and entitlement expertise, we offer deep knowledge of regional geography, environmental resources, and local constraints and opportunities. This foundation, combined with our thorough understanding of the ev olving CEQA compliance process, uniquely positions our firm to support projects in the City of Lake Elsinore and throughout Riverside County. Our extensive, first- hand experience navigating projects in regulatory and contextual environments similar to the City of Lake Elsinore will allow us to anticipate challenges early and deliver practical, effective solutions to keep the project moving forward efficiently.

51+
Years in Business
30 Staff Members
100%
Woman-Owned
16 CEQA Practitioners
52 Lead Agencies Served
14 Planners and Implementers

T&B Planning has extensive experience providing CEQA- compliance services for a diverse array of projects across various sizes and land use types. While our work spans a broad range, our primary focus is on land development and redevelopment projects, including residential, business park, commercial, industri al, logistics/warehousing, mixed-use, and institutional projects.

For example, over the past 15 years, we have prepared CEQA documents for supply chain projects on behalf of more than 20 lead agencies and numerous private developers. These efforts encompass more than 200 buildings totaling over 70 million square feet of built space, with an additional 80 million square feet

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

currently undergoing entitlement. T&B Planning is widely recognized for its expertise in CEQA compliance for infill development, redevelopment, and goods movement -related projects – such as warehouses, manufacturing facilities, e -commerce hubs, last -mile distribution centers, and storage lots. We also prepare CEQA documents for a broad spectrum of other project types, including General Plan Elements, Specific Plans and their amendments, annexations, residential subdivisions and infill, mixed- use developments, commercial centers, town centers, gas stations, business parks, sand and gravel mines, religious institutions, and medical facilities.

Unique Capabilities
Cross-Trained Professionals. T&B Planning delivers premier consulting services that set a high standard in the CEQA -compliance industry. Our clients benefit from the expertise of seasoned professionals with hands-on experience guiding projects from initial concept through construction readiness. Unlike firms with compartmentalized teams, our project leads are cross -trained in planning, entitlements, CEQA/NEPA compliance, and real-world implementation. This integrated approach ensures added value at every stage of the project lifecycle.

Mitigation by Design®. Long before “sustainable” and “green” became industry buzzwords, T&B Planning pioneered a context-sensitive approach known as Mitigation by Design®. This federally trademarked method integrates environmental considerations into project design from the outs et - transforming potential environmental challenges into opportunities and project enhancements. By guiding design decisions early in the process, Mitigation by Design® often results in more environmentally sensitive, context -appropriate project features that reduce both adverse impacts and the need for mitigation. We apply this strategy throughout CEQA document preparation, working proactively with applicants and lead agencies to achieve regulatory compliance through thoughtful design whenever feasible.

Locally-Based WBE. T&B Planning is a Southern California based business and nationally -certified Women’s Business Enterprise (WBE). We excel on projects where participation by a local company with strong attention to detail matters.

Current and Previous Contracts
A map showing the locations where we are have recently or are currently working on CEQA compliance projects is provided below.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

PROJECT APPROACH AND WORK PLAN
Understanding of City’s Development Process
Assisting public agencies and private applicants with CEQA compliance is a core focus of T&B Planning’s consulting practice. We understand that our role for the City of Lake Elsinore on the West Nichols Logistics Center Project would involve the preparation and distribution of all CEQA-required notices, preparation and processing of a Project EIR, and coordination of and peer review of technical studies in support of the CEQA- compliance process. As part of this process, we ensure that all technical studies are conducted using appropriate methodologies and address the full range of environmental topics required under CEQA, in a manner consistent with legal standards and current best practices.

Beyond preparing CEQA documents, T&B Planning regularly serves as an extension of City staff. We represent Lead Agencies at public meetings and hearings, coordinate with City staff and consultants, attend Project team meetings, and ensure all CEQA administrative procedures are properly implemented. Our team remains current on updates to the CEQA Statute and Guidelines, emerging Senate and Assembly bills, and relevant case law to ensure our work aligns with the most recent legal requirements and regulatory expectations.

We are widely recognized for our strategic approach to CEQA compliance. We work proactively with Lead Agencies and applicants to identify potential environmental constraints early in the process and develop

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

practical solutions with legal defensibility in mind. Our ability to balance big- picture goals with close attention to detail supports efficient project reviews and helps minimize delays.

Methodology for Communication and Responsive Service
T&B Planning prioritizes responsive, respectful, and professional communication. Collaboration is central to our management approach, and our team has a strong track record of working effectively with City staff members, applicants, and project teams. We routinely lead team meetings to keep all parties informed on project status, next steps, information gaps, and action items. Meeting minutes and follow -up communications help ensure accountability and progress toward key milestones. When data gaps or competing interests threaten the ability to meet schedule milestones , we promptly notify City staff to facilitate resolution or reprioritize as necessary.

We are also very experienced in engaging with the public and responding to community concerns. Our forward-thinking approach and professionalism have earned us a strong reputation for navigating sensitive issues with care and success. Additionally, w ith multilingual staff fluent in five languages, we are well - equipped to serve diverse communities. Whether engaging with agencies, stakeholders, or the public, our communication style is clear, respectful, and tailored to the needs and understanding of each audience.

Approach to Peer Review
T&B Planning’s peer review style is not to nit -pick documents but rather to attend to critical and important details such as: CEQA Statute and Guidelines compliance; sound analysis methodologies; stability of the project description; consistency of informa tion within and across documents, plans, and drawings; proportional nexus, feasibility and enforcement ability for mitigation measures; and conclusions and findings supported by ample and reliable evidence. We prefer to peer review technical studies in advance of their use in writing the CEQA-compliance document to avoid need for iterative and duplicative revisions.

If a technical peer review of analysis modeling or highly technical subject matter is needed, we use sub - consulted technical experts to suppl ement our CEQA compliance peer review process. Upon receipt of revised documents, we ensure that our comments were appropriately addressed.

Methodology for Addressing Potential Opposition and Legal Challenges Because of the type, scale, complexity and nature of many of our clients’ projects, CEQA documents prepared by T&B Planning are frequently subject to threat of third -party litigation. The threat of litigation is not unusual in our business, as opponents have learned to use the CEQA compliance process as an effective means to delay or stop a project from moving forward. T&B Planning is recommended to many government agencies and project applicants by their legal counsels due to our reputation and ability to prepare thorough and sound CEQA documents that are supported by defensible analysis methodologies. Regardless of whether we suspect that opposition will arise during a CEQA compliance process, we prepare all of our CEQA documents to be as defensible as pos sible to ensure defensibility in the event a threat of litigation arise. We work closely with the Lead Agency and technical report authors on strategy and analysis methodologies before preparation of the reports begin. We are conservative in analysis metho ds, the

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

application of significance thresholds, and the formulation of conclusions. T&B Planning also compiles information for the Lead Agency’s administrative record as we proceed with the document preparation.

Methodology for Quality Control and Project Management
T&B Planning’s quality assurance and control processes add significant value to every project. Our commitment to quality, supported by extensive experience and expertise, helps optimize budgets and schedules by prioritizing substantive reviews of methodologies before addressing finer details. Each project is overseen by a senior staff member who ensures adherence to proper procedures and analytical standards. Our project managers and environmental analysts rigorously follow established protocols for citing and organizing reference materials and for assessing environmental impacts in accordance with the CEQA Statute, Guidelines, and relevant case law. Additionally, all T&B Planning documents undergo thorough internal proofreading and a final quality -control r eview prior to release for public review. These comprehensive methods ensure that our deliverables consistently meet or exceed industry standards.

Methodology for Keeping Projects on Schedule and on Budget Staying on schedule and within budget is a fundamental goal for every assignment and project we undertake.

Managing multiple projects with competing priorities is a common challenge, which we address through a well-structured staffing model, strong internal and external collaboration, and a culture of personal accountability within our CEQA compliance team. This approach enables us to effectively balance workloads while maintaining consistently high- quality deliverables. We believe the best defense against schedule delays is proactive, transparent communication from project initiation through completion, allowing us to promptly identify and resolve potential obstacles before they affect timelines. We are able to maneuver quickly as priorities shift throughout the life of the project.

Tribal Consultation Process
T&B Planning regularly assists City staff with conducting Native American consultations pursuant to AB 52 and SB 18. At the start of the process, we will submit the Local Government Tribal Consultation List Request to Native American Heritage Commission on behalf of the City to obtain the current contact information for the appropriate Native American tribes. We also routinely draft consultation request letters and di stribute the letters on City letterhead, as requested. As part of the distribution process, we track, process, and report regularly to the City to ensure all associated Native Americans tribes are adequately notified.

Although tribal consultation is a government to government consultation and preferred by some tribes; T&B Planning has participated in consultation meetings with the tribes and lead agency. During these meetings, our role is to meticulously document the meeting minutes, its outcome, and rational for findings/determinations on impacts and mitigation measures, pursuant to the most recent case law and legal requirements. We are highly trusted for our professional and objective approach to Native American consultations.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

RELEVANT EXPERIENCE AND PROJECT EXAMPLES
Provided below are a few representative project examples to demonstrate our experience working in Lake Elsinore and on warehousing buildings of a similar size to the proposed building.

Nichols South Specific Plan EIR
Project Type: Residential Specific Plan (Private Development) Type of Document: Project EIR
Location: South of Nichols Road and East of I-15
Lead Agency: City of Lake Elsinore
Applicant: Nichols Road Partners, LLC
Contact: Damaris Abraham, Community Development Director Email: [email protected]

Nichols Ranch is a 72.5-acre master-planned mixed-use community located south of Nichols Road and east of I-15 in the City of Lake Elsinore. T&B Planning was contracted with the City of Lake Elsinore to prepare an Environmental Impact Report (EIR). Key issues evaluated in the EIR included air quality emissions, biological resources (including jurisdictional drainages), and traffic. T&B Planning also prepared the Nichols Ranch Specific Plan, which entitled the property for 168 single -family homes on 31.1 acres; 14.5 acres of commercial uses, accommodating a 130 -room hotel, 11,500 s.f. of fast- food restaurant uses, 9,400 s.f. of restaurant space, a health and fitness club, a gas station, and 43,000 s.f. of office uses; 8.3 acres of recreational uses; and open space/detention basins on 13.3 acres. The project was unanimously approved by the Lake Elsinore City Council on June 11, 2019.

Majestic Freeway Business Center Phase II
Project Type: Industrial (Private Development)
Type of Document: Environmental Impact Report
Location: Mead Valley; unincorporated Riverside County
Lead Agency: County of Riverside
Applicant: Majestic Freeway Business Center LLC
Contact: Russell Brady, Principal Planner
Email: [email protected]

T&B Planning prepared an EIR for the Majestic Freeway Business Center Phase II Project. The Project involved the approval of Plot Plans PPT220003, PPT220008, PPT220009, and PPT220015 to allow for the development of five warehouse buildings with up to 1,219 ,222 square feet (s.f.) of building area on four separate sites comprising a total of 70.37 acres. T&B Planning prepared the EIR, ensured CEQA administrative procedure compliance, distributed CEQA notices, responded to public comments and concerns, and supported County staff during the Planning Commission hearings. The project was approved by the Planning Commission in May 2024.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

The Landing by San Manuel
Project Type: Industrial (Private Development)
Type of Document: EIR
Location: City of San Bernardino
Lead Agency: City of San Bernardino
Applicant: Yuhaaviatam of San Manuel Nation
Contact: Peter Mateo, Director of Tribal Planning & Development Email: [email protected]

T&B Planning prepared an EIR and assisted with entitlement applications for The Landing by San Manuel, a distribution warehouse of up to 1,153,644 square feet. The project is located on a 52.97 -acre property located immediately north of the San Bernardino International Airport (SBIA) . Environmental impacts were mitigated by design® through the provision of an on -site truck staging area, accommodation of a new bus stop and bike trail segment to reduce vehicle miles traveled, and pre -planning for rooftop solar and on-site electric charging for both passenger vehicles and trucks to reduce fossil fuel usage and air pollutant emissions. The perimeter screen wall facing 3rd Street is designed with murals, tiles, and other public art elements. A green space is positioned at the intersect ion of 3rd Street and Victoria Avenue where drought tolerant landscaping, benches, and a water tower that formerly served Norton Air Force Base, is placed as a community amenity. T&B Planning addressed these mitigations by design® fe atures in the EIR and guided the project through its CEQA compliance process by avoiding, reducing, and mitigating impacts through an intricate combination of regulatory requirements, project design features, and added mitigation measures that were feasible for the applicant to implement and for the City to enforce. The project was approved by the City of San Bernardino City Council in April 2021.

Majestic Thousand Palms EIR
Project Type: Industrial (Private Development)
Type of Document: Environmental Impact Report
Location: Thousand Palms; unincorporated Riverside County Lead Agency: County of Riverside
Applicant: Majestic Realty Co.

Contact: Russell Brady, Principal Planner
Email: [email protected]

T&B Planning prepared an EIR for the Majestic Thousand Palms pr oject, which involved the approval of a General Plan Amendment, Change of Zone, and Industrial Plot Plan for an 83.0 -acre property located east of Rio del Sol and north of the future extension of 30
th Avenue within the Thousand Palms community of
unincorporated Riverside County. The project consisted of a proposed 1,238,992 square foot (s.f.) warehouse building and an Imperial Irrigation District (IID) 50 megawatt (MW) joint electric substation. The EIR also studied off-site road improvements and the construction of power poles supporting overhead lines between the proposed IID substation and existing IID facilities. T&B Planning prepared the EIR, ensured CEQA administrative procedure compliance, distributed CEQA notices, responded to public comments and

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

concerns, and supported County staff during the Planning Commission hearings. The project was approved by the Riverside County Board of Supervisors in May 2025.

KEY PERSONNEL
Project Leads, Staffing, and Organizational Structure
T&B Planning offers an expert team of Principal and senior -level CEQA practitioners. Our three CEQA Principals - Tracy Zinn, AICP; Nicole Morse, Esq.; and Tina Andersen - each bring 25 to 35 years of experience in CEQA consulting. Additionally, our Senior Associates and Senior Project Managers possess between 18 and 25 years of CEQA- compliance expertise. The Principal or Senior Associate or Senior Project Manager coordinates with our in-house team, which includes project managers, assistant project managers, project coordinators, environmental analysts, GIS and graphics technicians, and administrative staff. Staffing levels allocated to a project are determined by project scope and complexity - small projects are assigned a leaner team, while large projects are supported by a structured, dedicated team. When technical experts are subcontracted to conduct specialized studies, they report directly to the T&B Planning Principal or Senior Associate rather than to junior staff. T&B Planning performs the majority of services in -house, with subconsultants providing technical reports as necessary and appropriate for the project.

Team Capacity and Organizational Chart
T&B Planning has staff immediately available to support the City of Lake Elsinore in preparing and processing the CEQA -compliance documentation for the West Nichols Logistics Center P roject. While we remain in high demand, we carefully allocate managers and support staff based on project schedule, type, and complexity – ensuring each assignment receives the attention it deserves. We only accept projects when we have the capacity to fully commit from initiation through completion, which ensures that the City will receive timely, responsive service, and a consistently high level of quality throughout the life of the project.

T&B Planning is committed to complete services and deliverables prepared in compliance with regulatory requirements, by professionals that hold a high degree of personal and professional integrity. CEQA consulting services for the West Nichols Logistics Center Project will be led by Jerrica Harding, Senior Associate, and will be overseen by Tracy Zinn, who will serve as Principal- in-Charge. The Senior Associate and Principal- in-Charge will be supported by our in -house environmental analysts, planners, tech nical writers, and GIS/graphics specialists.

Short bios are provided below for the CEQA Principal and Senior Associate that would be assigned to the West Nichols Logistics Center P roject, followed by an organizational chart and resumes for key staff at the Principal and Manager levels. These resumes highlight representative projects, with further project details available upon request.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

Tracy Zinn, AICP, Principal/President
Tracy Zinn, AICP, is the President and Chief Executive Officer of T&B Planning, bringing more than 32 years of experience in land use planning, entitlements, and environmental compliance. Renowned for her expertise in navigating complex projects through th e CEQA compliance process, she serves as the primary point of contact for applicants and lead agencies and ensures practical, legally defensible outcomes. From 2010 to 202 4, she personally managed entitlements and CEQA compliance for over 125 projects, including a countless number of residential homes and over 150 million square feet of industrial, warehouse, and business park space. In addition, Tracy actively leads public engagement efforts, including workshops, stakeholder meetings, and public hearing presentations, helping to build consensus and community informed outcomes.

Jerrica Harding, AICP, Senior Associate
Jerrica Harding, AICP, joined T&B Planning in 2002 and provides supervision, oversight, and management of environmental consulting services for projects in Southern California. Jerrica is primarily focused on ensuring project compliance with the California Environmental Quality Act (CEQA), and she serves as project manager for complex planning and environmental compliance projects. As a project manager, she is responsible for managing the production and review of technical studies and leading project teams in the preparation of Environmental Impact Reports (EIRs).

Jerrica is a results -oriented manager with a record of successful team coordination and leadership. Her problem-solving skills and technical accuracy often exceed the expectations of clients, agencies, and project applicants and she is relied on for CEQA expertise. Jerrica has prepared over 100 CEQA documents, including Mitigated Negative Declarations (MNDs), Initial Studies/Environmental Assessments (IS/EA), EIRs, Mitigation, Monitoring, and Reporting Programs (MMRPs), EIR/MND Addendums, and other environm ental documents for residential, commercial, industrial, mining, and public facility projects for both public and private clients.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit A: Qualifications

T&B Planning’s CEQA Compliance Team Organization Chart

Nicole Morse, Esq.

Principal/Vice President
Cristina Andersen
Principal
Tracy Zinn
Principal/President
Tracy Chu
Project Manager

CEQA PRINCIPALS MANAGERS ANALYSTS Connie
Anderson
Director/Senior
Project Manager
Jerrica Harding
Senior Associate
Amy Flores
Senior Project
Manager
Emilie Colwell
Project Manager
David Ornelas
Senior Associate
Tracy Zinn, AICP, is the President and Chief Executive Officer of T&B Planning, bringing more than 32 years of experience in land use planning, entitlements, and environmental compliance. Renowned for her expertise in navigating complex projects through the California Environmental Quality Act (CEQA) compliance process, she serves as the primary point of contact for applicants and lead agencies and ensures practical, legally defensible outcomes. From 2010 to 2024, she personally managed entitlements and CEQA compliance for over 200 projects, including a countless number of residential homes and over 150 million square feet of industrial, warehouse, and business park space.

Tracy is known for her ability to simplify complex planning processes, manage multi-disciplinary teams, and provide clear, solution-focused leadership. She is highly regarded by public agencies for producing CEQA documents that are clear, technically robust, and legally sound. In addition, Tracy actively leads public engagement efforts, including workshops, stakeholder meetings, and public hearing presentations, helping to build consensus and community- informed outcomes.

SUMMARY OF EXPERIENCE
Environmental Compliance Documents (CEQA and Technical Reports) Tracy has led preparation and peer review of hundreds of CEQA compliance documents spanning diverse project types, including logistics and supply chain facilities, business parks, commercial centers, residential and mixed-use developments, and infrastructure projects. She also oversees the preparation of supporting technical studies to ensure regulatory alignment and accuracy. Her consistent use of objective methodologies strengthens the legal defensibility and technical integrity of CEQA documents.

Project Management and Public Meeting Facilitation
Tracy is a skilled communicator and public-facing representative for project applicants and lead agencies. She regularly leads scoping meetings and delivers technically sound, persuasive presentations at public hearings and community workshops. Tracy is adept at responding to public comments with clarity and professionalism, fostering trust and transparency. In addition, she manages complex coordination among public agencies and multi-disciplinary teams, ensuring alignment across stakeholders and overseeing the work of technical analysts to maintain quality and consistency.

Master Planning/Land Entitlement Permits
Tracy brings deep, practical expertise in local and regional planning issues, zoning regulations, design standards, and public policy—an asset to any land use planning or entitlement effort. She has authored numerous high-profile planning studies, specific plans, and design guidelines, and guides projects through complex permitting and entitlement processes. Leveraging her dual background in planning and environmental compliance, Tracy excels at recommending design solutions that are contextually appropriate and optimize both time and budget while supporting project success.

Tracy Zinn, AICP
President/Principal/CEO
714.505.6360 Ext. 350
[email protected]
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
www.tbplanning.com
Education
Bachelor of Science in
Urban and Regional Planning
(Indiana University
of Pennsylvania, 1992)
Certifications
American Institute of
Certified Planners (AICP)
Affiliations
California Association
of Environmental
Professionals (AEP)
American Planning
Association (APA)
Commercial Real Estate
Development Association
(NAIOP)

REPRESENTATIVE LIST OF ENVIRONMENTAL COMPLIANCE DOCUMENTS Industrial, Warehousing, and Business Park
● 2929 East Imperial Highway MND; Brea
● Antelope Valley Commerce Center EIR; Palmdale
● American Jerky Co. Section 15183 Compliance Findings; Victorville ● Arcadia Logistics Center EIR; Arcadia
● Brodiaea Commerce Center EIR; Moreno Valley
● Chino Parcel Delivery Project (FedEx Parcel Hub) EIR; Chino ● Corona Magnolia MND; Corona
● First Inland Logistics Center II EIR; Moreno Valley
● Goodman Logistics Center EIR Addendum; El Monte
● Goodman Logistics Center III EIR; Fontana
● Green River Ranch EIR (Peer Review); Corona
● Majestic Chino Heritage EIR; Chino
● Majestic Freeway Business Center Phase II EIR; Riverside County ● Majestic Gateway EIR; Bakersfield
● Majestic Thousand Palms (Warehouse); Riverside County ● Platform Tustin MND; Tustin
● Proficiency Renaissance EIR Addendum; Rialto
● Rider and Harvill MND (Warehouse); Riverside County
● Rider and Patterson EIR; Riverside County
● San Manuel Landing EIR; San Bernardino
● San Michelle Business Center MND; Moreno Valley
● Seaton Tech Center MND; Riverside County
● Serrano Commerce Center EIR; Riverside County
● Sierra Business Center EIR; Fontana
● Slover Avenue Distribution Center EIR; Fontana
● The HUB EIR; Palmdale
● The Park @ Live Oak Specific Plan EIR; Irwindale
● Watson Industrial Park EIR; Chino
● Whittier Boulevard Business Park Focused EIR; Whittier Infill, Residential, Institutional, and Mixed-Use
● Avanti North Specific Plan EIR; Lancaster
● Balboa Marina West MND; Newport Beach
● Central Village Specific Plan EIR Addendum; San Diego ● Church of the Woods EIR; San Bernardino County
● Indio Gateway MND; Indio
● Mountain View Apartment Homes MND; La Habra
● Residences at Newport Center; Newport Beach
● Santa Fe Springs Self Storage MND; Santa Fe Springs
● Terramor Specific Plan EIR Addenda #1, #2, #3 and #4; Riverside County ● VA Outpatient Clinic; Bakersfield
● Vernola Marketplace Apartments MND; Jurupa Valley
WWW.TBPLANNING.COM
Tracy Zinn, AICP

Jerrica Harding, AICP, joined T&B Planning in 2002 and provides supervision, oversight, and management of environmental consulting services for projects in Southern California. Jerrica is primarily focused on ensuring project compliance with the California Environmental Quality Act (CEQA), and she serves as project manager for complex planning and environmental compliance projects. As a project manager, she is responsible for managing the production and review of technical studies and leading project teams in the preparation of Environmental Impact Reports (EIRs).

Jerrica is a results-oriented manager with a record of successful team coordination and leadership. Her problem-solving skills and technical accuracy often exceed the expectations of clients, agencies, and project applicants and she is relied on for CEQA expertise.

SUMMARY OF EXPERIENCE
Project Management
Jerrica effectively and efficiently manages teams of technical experts. She also represents clients at public hearings and workshops and manages coordination efforts among public agencies. Jerrica is highly skilled in reviewing technical reports for adequacy and directs teams of technical consultants to ensure projects are completed on-time and on-budget.

Environmental Compliance Documentation
Jerrica has prepared over 100 CEQA documents, including Mitigated Negative Declarations (MNDs), Initial Studies/Environmental Assessments (IS/EA), EIRs, Mitigation, Monitoring, and Reporting Programs (MMRPs), EIR/MND Addendums, and other environmental documents for residential, commercial, industrial, mining, and public facility projects for both public and private clients.

Planning/Entitlement Documentation
In addition to environmental compliance documentation, Jerrica is well-versed in preparing and processing planning/entitlement documentation. She has prepared Change of Zone, Specific Plan, Development Plan, Master Plan, Precise Plan, and General Plan Amendment applications; Specific Plans; Zoning Ordinances; and public notices, including Notices of Preparation (NOP) and Notices of Completion (NOC).

Visual Quality and Community Character Analyses
Jerrica is a recognized expert for preparing visual quality and community character analyses for projects throughout Southern California. These analyses are often utilized in CEQA documents, such as EIRs, to analyze a proposed project’s potential impacts to aesthetics and community character. Reports and illustrations address topics such as visual quality, viewsheds, lighting, and aesthetic and community character impacts as viewed from surrounding public viewing areas.

Jerrica Harding, AICP
Senior Associate
714.505.6360 ext. 101
[email protected]
T&B Planning, Inc.
8690 Aero Drive,
Suite 115 PBM 383
San Diego, CA 92123
www.tbplanning.com
Education
Master of Urban and Regional
Planning
(Eastern Washington University,
2001)
Bachelor of Science,
Natural Resources Planning
(Humboldt State University, 1999)
Certifications
American Institute of
Certified Planners
(AICP)
Affiliations
American Planning
Association (APA)
Building Industry
Association (BIA)
Member, San Diego BIA City/
County Legislative Committee
California Association of
Environmental Professional
(AEP)

REPRESENTATIVE LIST OF ENVIRONMENTAL COMPLIANCE DOCUMENTS Specific Plans, Residential Subdivisions, Infill Residential ● Borba EIR Addendum; City of Chino
● Brewart Residential EIR Addendum; City of Chino
● Central and Francis EIR Addendum; City of Chino
● Central Village Specific Plan EIR Addendum; City of San Diego ● Fern and Riverside EIR Addendum; City of Chino
● Fleming Ranch EIR; City of Menifee
● Keller Crossing EIR; County of Riverside
● Heritage Lake EIR Addendum; City of Menifee
● Lido Villas Residential MND; City of Newport Beach
● Lumina EIR Addendum; City of San Diego
● Nichols Ranch Specific Plan EIR; City of Lake Elsinore ● North Ranch MND Addendum; County of Riverside
● Melrose + Oceanside EIR; City of Oceanside
● Sycamore Creek Specific Plan EIR Addendum; County of Riverside Industrial, Warehousing, Business Park, and Commercial Retail ● The Landing by San Manuel; City of San Bernardino
● El Monte Logistics Center EIR Addendum; City of El Monte ● Hawano Supplemental EIR; County of San Diego
● Majestic Freeway Business Center Specific Plan EIR Addenda; County of Riverside ● Stoneridge Commerce Center Specific Plan EIR; County of Riverside ● Renaissance Ranch Specific Plan EIR; County of Riverside Resource Extraction and Infrastructure
● Gilman Springs Mine Expansion EIR; County of Riverside ● Nichols Mine Expansion EIR; City of Lake Elsinore
● Otay Business Park Supplemental EIR; County of San Diego ● Riverside and Cypress EIR Addendum; City of Chino
● San Lorenzo Lift Station EIR; City of Santa Ana
● Second Revision to Surface Mining Permit No. 143 EIR Addendum; County of Riverside ● Surface Mining Permit 139, Revision No. 1 MND; County of Riverside ● Surface Mining Permit 159, Revision No. 2 EIR; Riverside County ● Walnut Pump Station MND; City of Santa Ana
Representative List of Visual Quality Studies
● Chollas Creek Visual Quality Report; County of San Diego ● Highlands Ranch Visual Quality Report; County of San Diego ● Luther Drive Visual Quality Report; County of San Diego ● Santa Fe Chinese Church Visual Simulation Analysis; County of San Diego ● Spring Valley Vistas Visual Quality Report; County of San Diego ● Wildwood Canyon Radio Tower Visual Quality Report; County of San Bernardino ● WIS Broadcast Tower Visual Quality Report; County of San Diego Representative List of Technical Studies
● Agricultural Resources Report for The Grove Project; County of San Diego ● Candlelight Villas East Land Use Consistency Analysis; City of San Diego ● Correia Middle School Lighting Impact Analysis; City of San Diego ● The Grove Community Character Study; County of San Diego ● Hoover High School Lighting Impact Analysis; City of San Diego WWW.TBPLANNING.COM
Jerrica Harding, AICP

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

EXHIBIT B: SCOPE OF WORK

Project Understanding
Based on a preliminary project description provided by the Project Applicant’s team and a preliminary site plan, it is our understanding that the City of Lake Elsinore has received discretionary land use applications for a General Plan Amendment, the Third Amendment to the Murdock Alberhill Ranch Specific Plan (MARSP), Zone Change, Industrial Design Review, and Tentative Tract Map primarily affecting an approximately 60.6- acre property located southeast of the intersection of Nichols Road at Terra Cotta Road. Collectively, approval of these applications would allow for development of the site with a 1,054,794 square -foot (s.f.) logistics center and associated site improvements, and would increase the number of residential dwelling units allocated to the MARSP by 640 dwelling units, from 1,819 dwelling units to 2,459 dwelling units. A brief description of the project’s applications is provided below.

• The proposed Amendment No. 3 to the MARSP would revise the land area of Planning Area 1 by increasing Subarea I from 13.9 acres to 60.6 acres, with the expanded Planning Area 1 encompassing lands east of Terra Cotta Road, south of Nichols Road, west of Pierce Street, and north of an existing Southern California Edison (SCE) transmission corridor. The Land Use Designation of the original

13.9 acres within the expanded Subarea I would be changed from Neighborhood Commercial (“C- 1/R-3”) to Commercial - Specific Plan (“C-SP”). The Land Use Designation of the additional 46.7 acres of the expanded Subarea I would be revised from Residential Mixed Use (“ RMU”) and Low - Medium Residential (“LMR”) to Murdock Alberhill Ranch Specific Plan , which would designate the site as “Commercial – Specific Plan (“C- SP”). In addition, and in order to ensure compliance with State Senate Bill 330 (SB 330), Amendment No. 3 would convert Subarea J in Planning Area 2 from Single-Family Residential (“RSF”) to Medium-High Residential (“RMH”) and Multi-Family Residential (“R3”). A total of 2,459 dwelling units would be allocated to overall MARSP area as part of proposed Amendment No. 3, increasing the number of residential dwelling units allowed within the MARSP by 640 dwelling units.

• The proposed General Plan Amendment would change the land use designation for the 46.7 acres proposed to be added to the MARSP from “Residential Mixed Use (RMU)” to “Specific Plan (SP),” indicating that the land use designations for the additional 46.7 acres would be as established by proposed Amendment No. 3 to the MARSP, as described above.

• The proposed Zone Change would change the zoning classification for the 46.7 acres proposed to be added to the MARSP from “Residential Mixed Use (RMU)” to “Specific Plan (SP),” would revise the zoning requirements and development standards for the expanded MARSP Planning Area 1, and would apply revised zoning requirements and development standards applicable to the higher density residential uses proposed within MARSP Planning Area 2.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

• The proposed Industrial Design Review is required pursuant to Sections 17.415.050 and 17.415.060 of the City of Lake Elsinore Municipal Code (LEMC) for the proposed C- SP land uses within the expanded Planning Area 1. The Industrial Design Review would entitle the 60.6- acre expanded Planning Area 1 for development with a 1,054,794 s.f. building that would include 1,034,794 s.f. of warehouse space and 20,000 s.f. of two-story office space. Access to the site would be provided at four locations along the perimeter of the site. These access locations would include a 26 -foot-wide driveway at the site’s western edge along Terra Cotta Road (vehicular traffic only), and one 26 -foot- wide (vehicular traffic only) and two 40 -foot-wide driveways (truck traffic) along the site’s eastern edge along Pierce Street. Internal site circulation would be provided by a 40 -foot-wide internal road that would encircle the perimeter of the proposed warehouse building. The proposed internal circulation road would provide for efficient traffic circulation throughout the site and will provide for connections to the site access points on the eastern and western entrances to the site. Landscaping and screening walls required pursuant to Council Policy No. 400 -16 Good Neighbor Policy (GNP) also are proposed as part of the Industrial Design Review. The Industrial Design Review also would establish elevation plans that reflect detailed articulation and design accents to comply with the City’s GNP design guidelines.

Scope of Work
This proposal includes the a scope of work for preparation and processing of an Environmental Impact Report (EIR) to demonstrate compliance with the California Environmental Quality Act (CEQA). Please note that the S
COPE OF WORK described below likely will not be undertaken chronologically as presented. To expedite the schedule, there may be overlap on the timing of each task.

PHASE 1 PROJECT DESCRIPTION AND ENVIRONMENTAL SCOPING
Task 1.1 Initiation and Project Description
T&B Planning will initiate work by setting up files, reviewing background data, and requesting files from the City of Lake Elsinore pertaining to entitlement applications filed with the City. As part of this task, T&B Planning will prepare a formal Project Description that will be used throughout the CEQA -compliance process. The Project Description will include both text and exhibits that describe the proposed Project and its associated applications. We expect that a majority of the exhibits will be taken from the Project’s application materials. Because the Project Description will form the basis for analysis within the EIR, it is critical that an accurate description of all project elements be prepared, including construction, phasing, and operational characteristics associated with the proposed Project. Any revisions required to the Project Description after its initial preparation and City approval will be billed under Task 4.1 . It should be noted that the budget for this task anticipates that the Project Applicant’s civil engineer and/or architect will provide to T&B Planning the appropriately georeferenced and projected technical files and plans (State Plane coordinate system, NAD 83, US survey ft) in Autodesk (.dwg) and/or ESRI shapefile (.shp) formats, along with a Portable Document Fo rmat (.pdf) exhibit depicting the data. Provided data must include all pertinent AutoCAD External Reference (XREF) data, relevant layer descriptions, shapefile -related dataset files, and any other connected or referenced information.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

Task 1.2 Prepare Initial Study
Section 15063 of the State CEQA Guidelines allows for the preparation of an Initial Study (IS) in order to define the scope of an EIR. The IS typically is used to exclude from detailed evaluation environmental topics where it can clearly be concluded that the project would have no impacts or less -than-significant impacts, and is intended to focus the EIR on a project’s potential significant environmental effects. Preparation of an IS is not required under CEQA when it is clear than an EIR will be prepared. For purposes of this proposal, it is anticipated that an IS will be prepared for the project, as described below. However, in the event that the City of Lake Elsinore elects not to have an IS prepared for the project, then the budget identified for this task shall instead be shifted to Task 2.1 to allow for preparation of the EIR subsections that otherwise would have been excluded from detailed analysis by the IS.

T&B Planning will prepare the IS based on the completion of the project description prepared pursuant to Task 1.1. The IS Checklist and Responses to Initial Study Checklist also will be completed and each of the environmental issue areas contained within the Checklist will be evaluated and assigned a significance rating of “No Impact,” “Less than Significant Impact, ” “Less than Significant Impact with Mitigation,” or “Potentially Significant Impact.” If substantive evidence cannot be provided in the Initial Study to support a conclusion of “No Impact” or “Less than Significant Impact” for a particular environmental topic, that topic will be further evaluated in the EIR.

Once complete, T&B Planning will submit the IS to the City of Lake Elsinore for review. Subsequent to review by the City, T&B Planning will revise the IS to address comments and submit a revised version for City approval. This proposal anticipates that there will be one round of City review and that requested revisions, if any, would be minor in nature.

Task 1.3 Prepare and Distribute Notice of Preparation (NOP) and Coordinate Scoping Meeting T&B Planning will prepare the Notice of Preparation (NOP) forms as required by Section 15082 of the CEQA Guidelines. The NOP will include a brief description of the project, a description of the project location, and a summary of the probable environmental effects of the project. The NOP form will be provided to the City of Lake Elsinore for review and approval.

The NOP must be distributed for a 30 -day public review period to Responsible Agencies, Trustee Agencies, and other interested parties. We expect that the City of Lake Elsinore or the Project Applicant will provide mailing labels for surrounding property owners within the City’s required notification radius, and that City staff will provide their standard public agency notification list. For public agencies, T&B Planning will conduct the NOP distribution by certified mail, e-mail, and/or other means that provide proof of distribution.

T&B Planning also will distribute a copy of the NOP to surrounding property owners via first class mail.

Printing and mailing expenses (postage and envelopes) are not included in the budget for this task, and will be billed as r eimbursable expenses in accordance with our H

OURLY RATES AND BILLING POLICY (EXHIBIT E)
against our budget for Reimbursable Expense Allowance. During the 30-day public review period of the NOP, T&B Planning will periodically contact City staff and request that they forward copies of the public comment

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

letters to T&B Planning as they are received. We will review the comment letters to ensure that relevant comments are addressed in the EIR. If any comments necessitate an expanded scope of analysis in the EIR, we will reevaluate our scope of work and notify the City.

Pursuant to CEQA Guidelines Section 15206(b)(2)(E), projects that include more than 650,000 s.f. of industrial building area are considered projects that are of “statewide, regional, or area wide significance.” Accordingly, a public scoping meeting will be required pursuant to CEQA Guidelines § 15082(c)(1). In consultation with City of Lake Elsinore staff, T&B Planning will facilitate one (1) public scoping meeting to present the various aspects of the proposed project and to solicit comments regarding th e scope and content of the EIR. It is anticipated that City staff will secure a location for the meeting, advertise the meeting, and prepare all visuals and handouts.

PHASE 2 PREPARE DRAFT ENVIRONMENTAL IMPACT REPORT
Task 2.1 Prepare Administrative Draft EIR
T&B Planning will commence with preparation of the Administrative Draft EIR immediately following completion of the Project Description (Task 1.1) and distribution of the NOP for public review (Task 1.3). We will focus first on preparing the EIR sections that are not reliant on technical studies, as it is anticipated that some of the studies will still be under preparation. Following completion of the technical studies, T&B Planning will complete the A dministrative Draft EIR in accordance with State and City of Lake Elsinore guidelines. The EIR will generally include the following sections:

Executive Summary. This introductory section will provide a synopsis of each P roject component; a summary of the P roject alternatives, including an identification of the “Environmentally Superior Alternative”; and a brief discussion of areas of controversy and issues to be resolved by the decision- making body. The Executive Summary also will include a Mitigation Moni toring and Reporting Program (MMRP) to be prepared as part of Task 2.3 . In the interest of efficiency, the MMRP will be prepared after the City’s review of the First Administrative Draft EIR.

Introduction. The Introduction will explain the purpose of the EIR, the legal authority for preparation of the EIR, and the EIR process. Relationship to the City’s General Plan also will be disclosed.

Additionally, this section will identify other applicable planning documents that apply to the P roject area. In addition, the Introduction will identify the Lead Agency (City of Lake Elsinore ), Responsible Agencies, and Trustee Agencies. The relationship of each component of the Project to future Project approvals and environmental permits also will be described.

Environmental Setting. The Environmental Setting will describe the Project’s location, geographic and physical setting, surrounding land uses, and the physical environmental conditions of the property as they existed on the date of the EIR’s NOP issuance. A brief overview of the environmental conditions of the Project area also will be provided. This section will emphasize unique or rare resources within the Project vicinity that could be impacted by the Project. In addition, a summary of the existing planning and policy context will be presented, including the property’s relationship to

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

the General Plan, the adopted MARSP, zoning, and other applicable regional plans and policy documents.

Project Description. The Project Description, which will be based on the Project Description prepared as part of Task 1.1 , will be used as the basis for the impact analysis throughout the EIR.

This section will include a brief description of the Project’s location and setting. This section also will identify the Project’s objectives, which will form the basis for subsequent analysis of Project alternatives. It is anticipated that a modest amount of coordination effort with City staff and the Project Applicant will be required to identify appropriate objectives for the proposed Project. A detailed description of the Project also will be included, which will consist of a summary of actions that may be associated with Project implementation. Any areas anticipated to be impacted by off - site improvements also will be described in this section. Finally, the Project Description w ill document any and all anticipated subsequent approvals, including approvals that may be required from federal, State, and/or local agencies. Exhibits will be included in this section as necessary to describe the Project proposal.

Environmental Analysis. The Environmental Analysis section will address each environmental issue in the following general manner. The existing conditions/environmental setting as it relates specifically to the environmental topic under evaluation will be described to establish a baseline for conducting the environmental analysis. As necessary and appropriate, a description of key terminology and concepts associated with the environmental issue area will be presented, followed by a discussion of any regulatory requirements that may apply. Next, the significance criteria will be listed and will be accompanied by a justification as to the appropriateness of the criteria selected for evaluation. An analysis will then be presented for each significance criteria, and the analysis will provide a clear description and conclusion as to the level of significance of Project impacts, prior to mitigation.

The analysis will include a discussion of potential direct, indirect, and cumulative impacts of the Project, as well as a discussion of potential growth inducing impacts. T&B Planning will rely on City staff and the P roject’s traffic consultant to identify surrounding p rojects to be included in the cumulative impact analysis . For each significant impact identified, feasible and enforceable mitigation measures will be presented. Finally, each chapter in this section will provide a conclusion as to the level of significance following implementation of recommended mitigation measures.

As described under Task 1.2 , in the event that an Initial Study is prepared for the project, then the scope of analysis in this section will be limited to those topics identified as “potentially significant” by the Initial Study document. In the event that an Initial Study is not prepared for the project, then this section will include an analysis of all 20 environmental topics included in Appendix G to the State CEQA Guidelines, which includes the following subject areas:

• Aesthetics • Land Use and Planning

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

• Agriculture and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Mineral Resources
• Noise
• Population/Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire

Mandatory CEQA Topics. The EIR will summarize unavoidable impacts of the Project and will identify whether or not the impacts will be mitigated to below a level of significance. The EIR also will disclose significant irreversible environmental changes which would be involved in the proposed action should it be implemented. A discussion of Growth Inducement will focus on elements of the proposed Project which could remove obstacles to growth in the area such as expanded water and sewer service capabilities and the provision of improved roadway connections.

Project Alternatives. The Project Alternatives section will be based on a description of reasonable Project alternatives defined in consultation with City staff and the Project Applicant . Each alternative identified in this section will be intended to meet the Project’s primary objectives while minimizing or eliminating significant environmental effects associated with the proposed Project.

For purposes of budgeting for this task, it is anticipated that no more than three (3) alternatives will be presented in the EIR, including the CEQA- required No Project Alternative. If exhibits illustrating the alternatives are required, we expect that the exhibits will be provided by the Project Applicant’s architect or engineer at a level of detail that facilitates their analysis as required under CEQA. T&B Planning also can prepare the illustrations, although not budgeted at this time.

References. This required section will identify all persons contacted in order to prepare the EIR as well as all reference sources used in order to prepare the EIR.

Upon completion of the Administrative Draft EIR, the Administrative Draft EIR and its supporting technical reports will be submitted to the City of Lake Elsinore for review and comment.

Task 2.2 Revise Administrative Draft EIR
Based on comments received on the First Administrative Draft EIR document, T&B Planning will revise the EIR document to respond to comments, questions, and requests for clarification. This proposal anticipates that comments will be moderate in scope and c omplexity. All document revisions will be indicated in strikeout/underline format based on comments provided. For the purpose of creating a budget for this task, we expect that the City or Project Applicant will not require substantial changes to the Pro ject Description or to any of the technical reports prepared in support of the EIR. Up to 90 hours of staff work is budgeted for

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

two revision cycles ( 180 hours total maximum for all revisions), but we will only invoice for time actually spent.

Task 2.3 Mitigation Monitoring and Reporting Program
T&B Planning will prepare a Mitigation Monitoring and Reporting Program (MMRP) to ensure implementation of mitigation measures, standard conditions, and Project design features assumed in the EIR’s analysis of impacts. The table will identify the conclusions drawn by the EIR, identify the level of impact significance for each significance threshold, and list every project requirement and mitigation measure listed in the body of the EIR, with the implementation timing and responsible parties noted. The MMRP will be provided as part of the Second Administrative Draft EIR. T&B Planning staff is experienced in preparing practical, easily - implemented mitigation monitoring plans for a wide range of mitigation requirements. This proposal includes one round of m oderate revisions to the MMRP in strikeout/underline format based on comments provided by City staff.

Task 2.4 Notice of Completion (NOC) and Public Review Draft EIR Upon receiving City authorization to publish the Draft EIR, T&B Planning will prepare and print for public distribution the Draft EIR and its Technical Appendices per City direction and State requirements. The budget for this task includes distribution of the Draft EIR and Technical Appendices primarily in PDF format.

A small number of hard copies may be required for the City’s internal needs and for distribution to agencies that require paper copies. Expenses associated with printing the Public Review Draft EIR in hard copy format or on USBs are not included in the budget for Task 2.4, and instead will be billed as reimbursable expenses in accordance with our H
OURLY RATES AND BILLING POLICY (EXHIBIT E) against our budget for Reimbursable Expense Allowance.

T&B Planning also will prepare the Notice of Completion (NOC) required for the Draft EIR’s 45- day public review period. As part of this task, it is anticipated that the City of Lake Elsinore or the Project Applicant’s Title Company will provide an updated mailing list for surrounding property owners. In addition, T&B Planning will make any necessary updates to the contact information for Responsible/Trustee Agencies. The distribution list for the Draft EIR will be based on the distribution list prepared for the project’s NOP ( Task

1.3), and supplemented if necessary to add persons and organizations that request notification and any individuals and agencies that commented on the project’s NOP. Prior to public distribution, T&B Planning will submit the draft mailing list to the City for review and approval. As part of this task, T&B Planning also will work with City staff to ensure that an advertisement is prepared for publication in the local newspaper as required by CEQA.

T&B Planning will conduct the Draft EIR distribution by first-class mail. Mailing expenses are not included in the budget for this Task, and will be billed as reimbursable expenses in accordance with our H

OURLY RATES
AND BILLING POLICY (EXHIBIT E) against our budget for Reimbursable Expense Allowance. Written public comment will be directed to the City. If any public comments necessitate an expanded scope of analysis in the Final EIR, we will immediately evaluate our scope-of-work and notify the City.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

PHASE 3 FINAL ENVIRONMENTAL IMPACT REPORT
Task 3.1 Responses to Public Comments and Administrative Final EIR Upon completion of a 45 -day public review period, T&B Planning will prepare written responses to all comment letters received. All comments received in response to the Draft EIR will be discussed with City staff, the technical consultants, and/or the Project Applicant as necessary.

Concurrently, T&B Planning also will incorporate revisions into the EIR document necessary to clarify or correct information in support of the draft Response to Comments. Any such revisions will be shown in strikeout/underline format in an errata table. A new section in the EIR (“Final EIR”) will be drafted to document the public review process for the EIR, summarize the comment letters received, and identify the nature, location, and reason for any and all revisions incorporated into the final document. This new section also will provide a discussion and rationale for why recirculation of the Draft EIR for an additional 45 -day public review period is not required pursuant to CEQA Guidelines Section 15088.5.

The Responses to Comments and Final EIR will be submitted to the City of Lake Elsinore for review and comment. In the interest of minimizing budget for this task, the budget includes submittal of only the Final EIR section with an errata table showing changes to the Draft EIR for the initial review by the City, along with copies of the draft Response to Comments. Following receipt of comments from the City, T&B Planning will incorporate revisions to the Response to Comments and draft Final EIR and re -submit the documents for a second iteration of City review, which may include a review by the City Attorney.

Following the City’s second review of the Response to Comments and draft Final EIR, it is expected that the document will either be approved by City staff for consideration by the Planning Commission and City Council, or that only minor revisions will be n ecessary. Major revisions are not expected, nor budgeted.

Once approved by City staff, T&B Planning will publish electronic copies of the draft Final EIR for use by decision-makers and City staff during the public hearing process. Additionally, and as required pursuant to CEQA Guidelines Section 15088(b), T&B Planning will distribute copies of the Response to Comments via certified mail to all public agencies and individuals that commented on the Draft EIR at least 10 days prior to certification of the Final EIR. The budget for this task assumes that staff time to prepare and distribute the Final EIR, including responses to comments, will not exceed 105 hours. Certified mailing expenses and printing expenses are not included in the budget for this task, and will be billed as reimbursable expenses in accordance with our H
OURLY RATES AND BILLING POLICY (EXHIBIT E) against our budget for Reimbursable Expense Allowance.

Task 3.2 Prepare Findings of Fact and Statement of Overriding Considerations T&B Planning will prepare the CEQA documents required for the Final EIR public hearings, including the Statement of Overriding Considerations and the Section 15091 CEQA Findings of Fact (requiring a summary of each effect, identification of one or more of the required CEQA findings, listing of the associated mitigation measures, and the rationale for implementing the measures). This document will be submitted to the City of Lake Elsinore Planning Division for review, editing, and approval. The budget for this task includes one

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

round of revisions to the Findings of Fact/Statement of Overriding Considerations, following which the final document will be submitted to the City for final review and approval.

Task 3.3 Notice of Determination (NOD) Posting
After certification of the Final EIR by the City of Lake Elsinore City Council , the City will prepare a Notice of Determination (NOD) form pursuant to Section 15094 of the state CEQA Guidelines. If not done by the City, T&B Planning will electronically post the Notice of Determination (NOD) with the County Clerk and the State Clearinghouse. Timely filing (within five (5) working days of final decision) of the NOD reduces the statute of limitations on court challenges to the approval under CEQA from 180 days to 30 days. Note that the County Clerk filing fee as well as the CEQA review fee required by the California Department of Fish and Wildlife (CDFW) are not included in the budget for this task, and must be paid by the Project Applicant prior to filing of the NOD with the County Clerk.

PHASE 4 MEETINGS, PROJECT MANAGEMENT, AND QUALITY CONTROL It is our intent to anticipate the meetings, hearings, coordination, and correspondence which might be required as part of this task. However, because working on entitlement projects is so often “reactive,” it is difficult to know exactly what work will b e needed. Therefore, while we have provided budgets for each of the Tasks below, all work performed under this Phase of work by T&B Planning will be on a Time and Materials basis in accordance with our H
OURLY RATES AND BILLING POLICY, which is included herein as EXHIBIT E.

Task 4.1 Meetings, Management, Public Hearings
All time spent by T&B Planning in attending meetings, preparing/updating P roject schedules, preparing for and attending public hearings or in coordinating/communicating via phone, e-mail, letter and/or web-based conferencing with City staff, public agencies, the Project Applicant, and the Project Applicant’s consultant team (as needed) to support the CEQA compliance process will be billed on a Time and Materials basis against the budget for this Task. For budgeting purposes, 1 10 staff hours are budgeted (average of 5 hours a month for 14 months, and 30 hours for public hearing preparation and attendance).

Task 4.2 Peer Review of Technical Reports
It is our understanding that all technical studies required in support of the West Nichols Logistics Center EIR will be commissioned directly by the Project Applicant. We also understand that the City of Lake Elsinore will be responsible for conducting a review of the Project’s Geotechnical/Soils Evaluation, Hydrology Study, Water Quality Management Plan (WQMP), Parking Study, Traffic Impact Study, Vehicle Miles Traveled (VMT) Analysis, and Wildfire Protection Plan and Report , and that T&B Planning will be responsible for reviewing the Project’s remaining technical studies, which are listed below. A ccordingly, a s part of this Task, T&B Planning will review the draft technical studies listed below to ensure that all are using the correct project description and to verify that technical reports address all required environmental issues in a manner consistent with CEQA and City of Lake Elsinore requirements. T&B Planning also will review each technical report for accuracy and suitability for use in support of the CEQA analysis. Each technical report must include a description of existing conditions, an impact analysis, identification of appropriate mitigation

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit B: Scope of Work

measures, and a monitoring program, as necessary. As necessary and appropriate, T&B Planning will prepare comment letters memorializing our comments and concerns with each technical study. In addition, the budget for this Task anticipates that all of the Project’s technical consultants will provide their technical reports in an accessible format that meets Americans with Disabilities Act (ADA) requirements as required for uploading of the technical reports to the Office of Planning and Research (OPR) CEQA Submit portal ; additional budget may be needed in the event T&B Planning needs to convert any technical studies to an accessible format in order to meet applicable ADA requirements. Accordingly, the scope of work and budget for this task assumes a maximum of four (4) staff hours of review and coordination time for each technical study, and that only the following technical studies will require review and comment by T&B Planning:

• Air Quality Impact Analysis
• Health Risk Assessment (HRA)
• Biological Resources Assessment
• Determination of Biologically Equivalent or
Superior Mitigation (DBESP), if required
• Cultural Resources Assessment
• Energy Analysis
• Greenhouse Gas Analysis
• Phase I Environmental Site Assessment
(ESA)
• Noise Impact Analysis
• Water Supply Assessment (WSA)

If any technical study requires substantial revision as a result of this review, we will immediately share our findings with the City and discuss what revisions may be required to address any identified concerns.

Task 4.3 Document Publishing and Coordination
Work conducted under this task includes compilation of the NOP, Administrative Draft EIRs, Draft EIR, and Final EIR for printing and distribution. These documents are required to be distributed in both PDF and hard copy formats. Work efforts include creating master PDFs and coordinating hard copy printing as necessary.

It should be noted that the budget for this task accommodates only staff time spent in preparing, compiling, and coordinating printing of required documents and/or preparing PDFs for elect ronic distribution. Costs associated with hard copy printing and/or USB creation will be billed as reimbursable expenses in accordance with our H
OURLY RATES AND BILLING POLICY (EXHIBIT E) against our budget for Reimbursable Expense Allowance.

Task 4.4 Administrative Record Files & Project Close Out Prior to the first public hearing, T&B Planning will prepare a comprehensive electronic record of all relevant documentation in our possession for transfer to the City as part of the Administrative Record. Relevant documentation will include final versions of the Initial Study (if prepared), NOP, EIR, supporting technical reports, all information sources cited in the EIR’s references section, and pertinent written correspondence related to the EIR analysis methodologies and findings. T&B Planning will pro vide the City with a link to our files for inclusion in the City’s Administrative Record. This Task also includes closing out the project, which includes delivery of any and all requested documents and files to the City, transferring of substantive email to permanent records, and archiving project files for a minimum of 5 years.

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit C: Estimated Project Schedule

EXHIBIT C: ESTIMATED PROJECT SCHEDULE

Tasks Duration Start Finish
City Issues Contract 1 day Fri 8/8/25 Fri 8/8/25
Project Kick Off Meeting 1 day Mon 8/18/25 Mon 8/18/25
All Applicant-Prepared Technical Studies Provided to T&B Planning 1 day Mon 10/6/25 Mon 10/6/25 Environmental Scoping 62 days Tue 8/19/25 Wed 11/12/25
Prepare Preliminary Project Description 1 wk Tue 8/19/25 Mon 8/25/25 Prepare NOP Forms & Initial Study (If Required) 3 wks Tue 8/19/25 Mon 9/8/25 City Review of Preliminary Project Description, NOP Forms, & Initial Study 2 wks Tue 9/9/25 Mon 9/22/25 Revise and Finalize Preliminary Project Description, NOP Forms, & Initial Study 1 wk Tue 9/23/25 Mon 9/29/25 City Review of Revised Scoping Documents 1 wk Tue 9/30/25 Mon 10/6/25 Coordination and Distribution of NOP Materials for Public Review 1 wk Tue 10/7/25 Mon 10/13/25 Public Review Period for NOP 30 edays Mon 10/13/25 Wed 11/12/25 Scoping Meeting (Approximate) 1 day Tue 10/28/25 Tue 10/28/25 Draft Environmental Impact Report 179 days Tue 10/7/25 Sun 6/14/26 Prepare Detailed Project Description 2 wks Tue 10/7/25 Mon 10/20/25 City/Applicant Review of Detailed Project Description 2 wks Tue 10/21/25 Mon 11/3/25 Revise/Finalize Project Description per Comments Received 1 wk Tue 11/4/25 Mon 11/10/25 Prepare 1st Administrative Draft EIR 10 wks Tue 10/7/25 Mon 12/15/25 City Review of 1st Administrative Draft EIR 6 wks Tue 12/16/25 Mon 1/26/26 Revise and Prepare 2nd Administrative Draft EIR 4 wks Tue 1/27/26 Mon 2/23/26 City Review of 2nd Administrative Draft EIR 4 wks Tue 2/24/26 Mon 3/23/26 Revise and Prepare Administrative Public Review Draft EIR 2 wks Tue 3/24/26 Mon 4/6/26 City final review of Draft EIR; Clearance for Public Review 2 wks Tue 4/7/26 Mon 4/20/26 Coordination with City on NOC/NOA Forms and Distribution List 1 wk Tue 4/21/26 Mon 4/27/26 Distribution of Public Review Draft EIR for 45-day Public Review Period 3 days Tue 4/28/26 Thu 4/30/26 45-Day Public Review Period for Draft EIR 45 edays Thu 4/30/26 Sun 6/14/26 Final Environmental Impact Report 80 days Mon 6/15/26 Fri 10/2/26 Review of Comment Letters 1 wk Mon 6/15/26 Fri 6/19/26
Call with Applicant Team to Discuss Comments and Information Needed for Responses 1 day Mon 6/22/26 Mon 6/22/26 Prepare Responses to Comments and Draft Final EIR 4 wks Mon 6/22/26 Fri 7/17/26 Prepare Findings of Fact and Statement of Overriding Considerations (SOC) 4 wks Mon 6/22/26 Fri 7/17/26 City Review of 1st Draft Final EIR, Findings, and SOC 4 wks Mon 7/20/26 Fri 8/14/26 Revise Draft Final EIR, Findings, and SOC per City Comment 2 wks Mon 8/17/26 Fri 8/28/26 City Review of Revised Final EIR, Findings, and SOC 4 wks Mon 8/31/26 Fri 9/25/26 Finalize Final EIR, Findings, and SOC per Final City Comments 1 wk Mon 9/28/26 Fri 10/2/26 Clearance of EIR, Findings, and SOC for Public Hearing 0 days Fri 10/2/26 Fri 10/2/26 Public Hearings 52 days Thu 10/22/26 Fri 1/1/27
Distribute Final EIR Responses to Comments to Commenting Parties 1 day Thu 10/22/26 Thu 10/22/26 Planning Commission Hearing (Estimated) 1 day Mon 11/2/26 Mon 11/2/26 City Council Hearing (Estimated) 1 day Tue 12/1/26 Tue 12/1/26 File Notice of Determination (NOD) with County Clerk and State Clearinghouse 1 day Wed 12/2/26 Wed 12/2/26 CEQA 30-day Statute of Limitations 30 edays Wed 12/2/26 Fri 1/1/27 City Council Hearing (2nd Reading of Zone Change Ordinance) 1 day Wed 12/16/26 Wed 12/16/26

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit D: Project Budget

EXHIBIT D: PROJECT BUDGET

The services set forth in EXHIBIT B, Scope of Work, shall be provided pursuant to the following cost estimate.

Fixed Fee tasks will be billed based on percentage complete. Time and Materials tasks are estimated not- to-exceed budgets and will be billed based on staff time spent on the task, rounded up to the one -quarter hour. The Reimbursable Expense Allowance is estimated to cover out-of- pocket expense such as printing, plotting, mileage, file storage, materials, and data acquisition. Refer to our HOURLY RATES AND BILLING POLICY (EXHIBIT E).

Phase/Tas
k Description Fee Type Budget
Phase 1 Project Description and Environmental Scoping
Task 1.1 Initiation and Project Description Fixed Fee $8,010.00 Task 1.2 Prepare Initial Study Fixed Fee $14,190.00
Task 1.3 Prepare and Distribute Notice of Preparation (NOP) and Coordinate Scoping Meeting Fixed Fee $5,570.00
Sub-Total - Phase 1: $27,770.00
Phase 2 Prepare Draft Environmental Impact Report
Task 2.1 Prepare Administrative Draft EIR Fixed Fee $91,410.00 Task 2.2 Revise Administrative Draft EIR T&M Estimate $37,700.00 Task 2.3 Mitigation Monitoring and Reporting Program Fixed Fee $2,170.00 Task 2.4 Notice of Completion (NOC) and Public Review Draft EIR Fixed Fee $8,825.00 Sub-Total - Phase 2: $140,105.00
Phase 3 Final Environmental Impact Report
Task 3.1 Responses to Public Comments and Administrative Final EIR T&M Estimate $22,335.00 Task 3.2 Prepare Findings of Fact and Statement of Overriding Considerations Fixed Fee $10,775.00 Task 3.3 Notice of Determination (NOD) Posting Fixed Fee $1,230.00 Sub-Total - Phase 3: $34,340.00
Phase 4 Meetings, Project Management, and Quality Control Task 4.1 Meetings, Management, Public Hearings T&M Estimate $23,850.00 Task 4.2 Peer Review of Technical Reports T&M Estimate $8,200.00 Task 4.3 Document Publishing and Coordination T&M Estimate $12,080.00 Task 4.4 Administrative Record Files & Project Close Out T&M Estimate $3,520.00 Sub-Total - Phase 4: $47,650.00
Total Project Budget: $249,865.00
Reimbursable Expense Allowance (printing, deliveries, etc.): $6,500.00 Total Project Budget (Including Reimbursables): $256,365.00

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit E: Hourly Rates and Billing Policy

EXHIBIT E: HOURLY RATES AND BILLING POLICY

If T&B Planning, Inc. is authorized to provide services on a Time and Materials basis, we will invoice for such work in accordance with the hourly rates provided below. For multi -year contracts, rates are subject to annual escalation not to exceed the annual U.S. rate of inflation or no more than 8%. Change orders are subject to annual billing rate increases and staff promotions to positions with different billing rates. • Principal............................................................................ $245.00 - $280.00/Hour • Director ............................................................................. $205.00 - $245.00/Hour • Senior Associate/Technical Specialist ................................ $195.00 - $235.00/Hour • Senior Project Manager/Development Manager .................. $175.00 - $205.00/Hour • Graphics Manager/GIS Specialist ....................................... $175.00 - $195.00/Hour • Project Manager ................................................................ $165.00 - $185.00/Hour • Senior Planner ................................................................... $135.00 - $165.00/Hour • Assistant Project Manager .................................................. $130.00 - $155.00/Hour • Project Coordinator ........................................................... $110.00 - $140.00/Hour • Accounting Manager .......................................................... $110.00 - $140.00/Hour • Technician-Graphics & GIS ................................................... $95.00 - $140.00/Hour • Development Associate/Environmental Analyst/Planner ........ $95.00 - $140.00/Hour • Technical Editor ................................................................... $95.00 - $125.00/Hour • Office Manager/Executive Assistant ...................................... $90.00 - $115.00/Hour • Administrative Assistant ....................................................... $70.00 - $85.00/Hour Expert testimony and litigation support services will be billed at double the above rates. Overtime and expedite services at Client request will be billed at 1.5 times the above rates.

T&B Planning's hourly rates do not include out -of-pocket expenses (including, but not limited to, printing and reproduction, scanning, plotting, GIS data acquisition fees, aerial photography, project set up fees and insurance certificate issuance, postage, and delivery services). Provided below are the 2025 costs of typical incurred expenses, which are subject to adjustment if our vendors adjust costs beyond the control of T&B Planning.
• Project Initiation/Insurance Certificate Fee ........................................ $495.00/each • Aerial Photographs .......................................................................... $265.00/each • Black/White 8.5 x 11 Copy/Print ............................................................ $0.12/page • Black/White 11 x 17 Copy/Print ............................................................. $0.24/page • Color 8.5 x 11 Copy/Print. ..................................................................... $1.20/page • Color 11 x 17 Copy/Print ....................................................................... $1.45/page • 11 X 17 Folding .................................................................................... $0.30/page • Photo Grade Color Prints.................................................................... $7.20/ sq. ft. • Color Bond Plot ................................................................................ $12.00/sq. ft. • Plan Folding ....................................................................................... $0.48/sq. ft. • USB .................................................................................................. $17.00/each

West Nichols Logistics Center CEQA Consulting Proposal
Exhibit E: Hourly Rates and Billing Policy

• CD w/Sleave and Label ...................................................................... $26.00/each • DVD s/Sleave and Label .................................................................... $36.00/each • Three-Ring Binder (2” to 4”) .................................................... $14.00 - $30.00/each • Custom Binding Materials ......................................................................... At Cost • Mileage ....................................................................................... Current IRS Rate • Parking, Toll Road, Lodging Fees ................................................................. At Cost • U.S Mail ............................................................... Current U.S. Postal Rate at Cost • Certified Mail ...................................................... At Cost based on Size and Weight • Overnight Deliveries .....................................................Current Carrier Rate at Cost • Same-Day Deliveries ................................... Current Messenger Service Rate a Cost

Project Initiation: T&B Planning will commence work upon receipt of a signed contract. A Project Initiation fee of $495.00 will be billed on the first invoice to defray the administrative cost of insurance and file storage. Insurance certificates requested of T&B Planning are included in the $ 495.00 initiation fee. If the Client does not require or request an insurance certificate, The Client agrees that to the fullest extent permitted by law, the total liability, in the aggregate, of T&B Planning, T&B Planning’s officers, directors, partners, employees, agents, and subconsultants, to Client, and anyone claiming by, through, or under Client for any claims, losses, costs, or damages whatsoever arising out of, resulting from or in any way related to this Project or Agreement from any cause or causes, including but not limited to negligence, professional errors and omissions, strict liability, breach of contract, or breach of warranty, shall not exceed 50% of the total compensation received by T&B Planning or $50,000 whichever is greater.

Invoicing/Payments Due: T&B Planning invoices on a monthly basis in proportion to the time spent on the project to date. Time and materials labor is rounded to the one-quarter hour. Fixed fee labor is invoiced based on the percentage of work complete for the Task. Unless pre-arranged, all billing statements are due and payable within thirty (30) days of the submittal date. A finance charge of 1.5% per month will be charged on all invoices not paid within sixty (60) days of invoice submittal and a finan ce charge of 5% per month will be charged on all invoices not paid within ninety (90) days of invoice submittal. T&B Planning’s procedure for prioritizing work is strongly influenced by timely payment of invoices by the Client. T&B Planning reserves the right to reallocate contracted budget amounts from one Task or Subtask to another Task or Subtask to account for efficiencies and/or unexpected work efforts that may require additional budget.

Sub-Consulted Work: Outside professional services performed by other individuals/firms that are sub -contracted through T&B Planning will be performed only foll owing authorization from the Client . Billing for any services that are sub-contracted will be billed at our actual cost plus 5% for administrative handling.

No Guarantee of Public Agency Actions: The Client acknowledges that despite our best efforts, certain aspects of the work to be performed involve processing and discretionary approvals by politically influenced agencies and elected officials for which we can provide no guarantee of success. The compensa tion for T&B Planning, its sub - consultants and vendors is not dependent on agency concurrence or approvals.

File Storage: All substantive work products, including but not limited to substantive correspondence, reports, maps, and GIS files generated by T&B Planning for the project will be retained by T&B Planning in its files for a period of two (2) years after the close of the contract. After two (2) years, T&B Planning will archive the project’s files and the files will be subject to archive retrieval fees should the Client or other party request the files. T&B Planning does not guarantee storage of archived files beyond a period of five (5) years and files will be discarded unless T&B Planning is
advised in writing by the Client to retain such files for a longer period.